Waveney Local Plan

Land South of The Street, Carlton Colville/Gisleham

075 Land sout of The StreetView the site boundary by using our interactive online map.

2.92 The site (54.88 hectares) comprises a number of arable fields south of The Street in Carlton Colville and Gisleham.

2.93 The site is a logical extension to the existing built up area. The sensitivity of the landscape is low and development could improve the existing exposed edge of the settlement around the Ullswater development. The site has good access to employment opportunities in South Lowestoft Industrial Estate and the nearby retail facilities.

2.94 Carlton Colville Town Council has expressed a desire to create a new community hub. There is already some funding available from a section 106 agreement from the Carlton Hall development. The development of 800 homes on this site provides an opportunity to provide funding and land for this development.

2.95 A development of 800 homes on this site provides the opportunity to deliver a new primary school in more central location serving pupils in the South Lowestoft and Carlton Colville area. This will help reduce the need to travel to the existing Carlton Colville Primary School in the future. Additionally, the site provides an opportunity to deliver parking and drop-off space for parents at the existing Carlton Colville Primary School to relieve pressure on the existing streets around the school. Parking could be shared with the new community hub.

2.96 Waveney has an ageing population and the Strategic Housing Market Assessment (2017) identified a significant need for new sheltered and extra care housing and new care homes. This large site, which will likely be delivered by a number of developers provides an opportunity to deliver a retirement community comprising a care home and a proportion of extra care and/or sheltered dwellings. The development should be designed, utilising dementia friendly design principles (see Policy WLP8.29 on Design).

2.97 The Environment Agency has indicated that the development of land in this location could provide an opportunity to deliver flood risk mitigation measures for the Kirkley Stream. Land on the northern part of the site is within flood zone 3 associated with the Kirkley Stream and should therefore be set aside to allow for potential flood mitigation and also act as part of the open space provision on the site. This open space should provide a local equipped area for play and could also provide an area for allotments to help meet the current South Lowestoft need.

2.98 A country park should also be provided to the south of the site close to the existing Carlton Colville Primary School. The Country Park should include a fenced neighbourhood equipped area for play, together with a landscaped area for dog walking and other recreation. This will help reduce pressure from dog walking and recreation on nearby protected habitats such as Kessingland beach.

2.99 The southern boundary of the site is very exposed to landscape and it will be important not to create a hard exposed edge, as the current Ullswater development does. Therefore land should be set aside on the southern boundary to allow for hedgerow and tree planting to soften the edge of the development. The development of the area should exhibit exceptional urban design. It should score particularly well against Building for Life criteria (see Policy WLP8.29). Developers are encouraged to seek Built for Life Quality Mark for housing development on the site.

2.100 Two rights of way run through the site, one from Low Farm Drive and one from The Street. The layout of the site should be designed so that these rights of way can be accommodated in the development and link to the rights of way to the south of the site.

2.101 The site has a very high potential for archaeology and any planning application must be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.

2.102 An indicative masterplan has been prepared as shown in Figure 12. Development proposals should have regard to this indicative masterplan. However, it may be necessary to amend the masterplan dependant on the results of the archaeological survey if any remains need to be preserved in situ. A detailed masterplan will be required to be submitted with any planning application for the site. The detailed masterplan should be informed by consultation with the community.

Figure 12 - Land south of The Street, Carlton Colville/Gisleham indicative masterplan
076 Carlton Colville Masterplan

Policy WLP2.15 - Land South of The Street, Carlton Colville/Gisleham

Land South of the Street, Carlton Colville/Gisleham (54.88 hectares) as defined on the Policies Map is allocated for a comprehensive mixed use development including:

  • Up to 800 new dwellings
  • Retirement community comprising a care home / nursing home and extra care and/or sheltered dwellings.
  • 1 form entry primary school (2 hectares)
  • Country Park (at least 15 hectares)
  • Allotments, flood mitigation and play space (at least 3.4 hectares)
  • Local shops comprising a convenience store
  • Community Centre

The site should be developed in accordance with the following site specific criteria:

  • The site will be developed at a density of approximately 30 dwellings per hectare.
  • Vehicular access should be off The Street. Pedestrian and cycle accesses should be provided from Ullswater, Shaw Avenue, Low Farm Drive and Gisleham Road.
  • The northern part of the site (3.4 hectares) which falls within flood zones 2 and 3 should not be developed and instead used for flood mitigation, surface water drainage and open space including the provision of a local equipped area for play and allotments.
  • The Country Park should include a fenced neighbourhood equipped area for play and a landscaped area for dog walking and other recreation.
  • Land should be set aside on the southern boundary to allow for hedgerow and tree planting to soften the edge of the development.
  • Existing public rights of way should be accommodated within the development and link to public rights of way to the south of the site.
  • The car park for the community centre should be a shared use as a drop off and pick up point for children attending Carlton Colville Primary School.
  • The development should be phased to allow for the early construction of the community centre and car park and delivery of the Country Park.
  • A detailed masterplan, prepared in consultation with the community, should be submitted with any planning application.
  • A Transport Assessment and Travel Plan should be submitted with any planning application.
  • Any planning application is to be supported by the results of a programme of archaeological evaluation, including appropriate fieldwork, and should demonstrate the impacts of development on archaeological remains and proposals for managing those impacts.